15 October 2015 · Delegated - Head of Development Management (Jennifer Chance)
Bracken Hill House, Ballacraine, St. Johns, Isle Of Man, IM4 3lr
The site is the curtilage of Brackenhill House, a detached dwelling on Peel Road in a predominantly residential area, set higher than the road but lower than rear land by about 2m. The proposal includes converting the existing 43sqm garage into open-plan bedroom/living with small bathroom and kitchenette, linked by a 3…
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The proposals are single storey at garden level, lower than rear road, in a large plot, resulting in limited if any impact on neighbouring amenities.
Residential Policy RES/P/5 (St John's Local Plan)
Policy allows appropriate extensions and alterations to existing property outside specified development areas. The single-storey extensions, garage conversion and car port are considered appropriate as they respect the residential character without creating new dwellings.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect character of landscape/townscape (c), and not adversely affect amenity of residents or locality character (g). Assessed compliant due to limited neighbour impact, in-keeping design, and no streetscene harm.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The development hereby approved shall only be occupied by members of the family, or non-paying guests, of the occupiers of the dwelling known as "Brackenhill House" and shall not be used, sold or let at any time as a separate residential unit of accommodation. The proposed internal door(s) between the present dwelling on the site and the proposed annexe shown on the approved plan shall remain unlocked and unblocked for this purpose. Reason: The additional accommodation is sited in a position where the Department, having regard to the reasonable standards of residential amenity, access, and planning policies pertaining to the area, would not permit a wholly separate dwelling.
do not oppose the application (24.09.2015)
